11 Wordsworth Avenue, Greenford, Middlesex, UB6 9AA

Description

A ground floor maisonette forming part of a two storey semi-detached building. The flat is in need of modernisation. Own front door and private rear garden. Conveniently located for the amenities of Greenford.

Accommodation

Ground Floor - Entrance Hall, Reception Room, Two Bedrooms, Kitchen, Bathroom/WC

Location

Located near to the junction of Wordsworth Avenue and Costons Lane. Shopping facilities can be found nearby in the centre of Greenford. Recreational amenities of Perivale Park and Ravenor Park are within close distance. Transport: Underground - Greenford (Central Line); National Rail - Greenford, South Greenford.

Tenure / Property Information

Investment Analysis

The strongest evidence is 23A Wordsworth Avenue, a leasehold flat/maisonette sold for £300,000 in May 2025. Other local sales range from £287,000 to £355,000, while the subject itself sold for £245,000 in March 2022. Allowing for differing condition, dates and unknown specification, an indicative GDV range of £280,000–£320,000 is supportable, with £300,000 as the base case. This is an estimate rather than a formal valuation.

Investment Snapshot

Strategy Recommendation

Proceed only if the auction price leaves a substantial margin below the indicative £300,000 base GDV after obtaining a detailed refurbishment survey, legal review and all auction charges. Do not rely on a BTL or BRRRR case until rent and costs are evidenced.

Works Required

Modernisation is required, but the evidence does not specify the condition or scope of works. Obtain a full inspection and budget for only confirmed items, potentially including updating finishes, kitchen, bathroom, decoration and services where required.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the £300,000 base GDV, 75% refinance is approximately £225,000. The project cost and cash left in cannot be calculated because refurbishment costs, buyer charges and rent are unsupported. The long lease, vacant possession and private rear garden are potentially supportive features, subject to legal and physical due diligence.

Buy-to-Let Analysis

BTL analysis cannot be completed because no sufficiently specific rental evidence or auctioneer rent estimate is supplied. Buyer fees, VAT and any seller-charged special-condition amounts are also unspecified.

Flip Analysis

A resale case is potentially indicated by the £300,000 May 2025 local comparable, but the property requires modernisation and the works scope, purchase costs, selling costs and buyer premium are unknown. A reliable flip surplus cannot therefore be calculated.

Investor Risks & Due Diligence

• The property is explicitly in need of modernisation, but the extent and cost of works are unknown.

• Buyer premium, VAT and possible seller-charged special-condition amounts are not specified.

• No reliable rental evidence is supplied, so rental yield and BTL viability cannot be established.

• Leasehold costs, restrictions, ground rent, service charge and remaining lease terms require legal verification.

• Comparable sales vary materially in price and date, and their condition and specification are not supplied.

• EPC, council tax, parking and heating information are unavailable.

Recommendation

Proceed only if the auction price leaves a substantial margin below the indicative £300,000 base GDV after obtaining a detailed refurbishment survey, legal review and all auction charges. Do not rely on a BTL or BRRRR case until rent and costs are evidenced.

Strategy Rating

Analysis Confidence

There are several same-street completed sales and clear tenure, occupancy and accommodation details, but condition, rental evidence, EPC, lease covenants, service charges, buyer fees and refurbishment costs are missing.